Cedar Park, Texas 78613 · Ranch at Brushy Creek
Presented by Todd Bailey · eXp Realty · (512) 289-0653 · todd@toddbailey.com
Property Overview
A rare opportunity in one of Cedar Park's most sought-after communities — a 2016 CalAtlantic build on a premium 0.280-acre greenbelt lot backing directly to a park.
5 Bed / 5 Bath
Primary suite on main level with generous secondary bedrooms
4,513 sqft
4 living areas, 2 dining areas, tile & wood floors throughout
3-Car Garage
Masonry all sides, wired for sound, fireplace
Leander ISD
Ronald Reagan · Stiles · Vista Ridge · HOA $75/mo
Home Highlights
Interior Features
- Primary bedroom on main floor
- 4 living areas for maximum flexibility
- 2 formal & casual dining spaces
- Hardwood & tile floors throughout
- Cozy fireplace as centerpiece
- Wired for whole-home audio
Exterior & Community
- Masonry construction on all four sides
- 0.280-acre lot backing to greenbelt park
- 3-car garage with ample storage
- 2016 CalAtlantic build — modern systems
- Ranch at Brushy Creek community
- Low HOA at just $75/month
Top-Rated Schools
Zoned to Leander ISD — one of the most respected school districts in the Austin metro area, consistently ranked among Texas's best.
Ronald Reagan Elementary
Award-winning elementary school known for academic excellence and strong community involvement within Leander ISD.
Stiles Middle School
A highly regarded middle school offering robust academic programs, athletics, and extracurricular opportunities for students.
Vista Ridge High School
A top-performing high school with strong AP programs, competitive athletics, and a track record of college-ready graduates.
Comparable Sales Analysis
A thorough review of recent closed, pending, and active listings in the immediate area establishes a clear picture of where this home stands in today's market.
What the Market Is Telling Us
The data is clear: pricing strategy is everything. Well-priced homes are flying off the market in days. Overpriced homes are sitting — and losing value.
Days on Market Range
1 to 251 days — the spread tells the whole story. Homes priced right close in under a week. Overpriced homes linger for months, accumulating price reductions and stigma.
Price Per Square Foot
$188 to $340/sqft across active and closed comps. The 2016 builds and greenbelt lots command the top of this range, while older homes with no premium features sit at the bottom.
List-to-Sale Ratio
82.6% to 101.2% — well-priced homes close at 96–101% of ask. Overpriced homes that sit 76–251 days ultimately lose 5–17% of their original asking price.
Pricing Strategy
Based on the comparable data, we recommend a suggested price range of $993,000 – $1,264,000 ($220–$280/sqft). Here's what each end of the range means for your outcome.
$993,000 · $220/sqft
Positions the home as exceptional value in the market. Designed to drive multiple competing offers, create urgency, and potentially push the final sale price above list. Ideal if speed and certainty are the priority.
- Maximum buyer pool from day one
- High probability of multiple offers
- Fastest path to closing
$1,264,000 · $280/sqft
Fully justified by 301 Raging River Rd ($324/sf closed) and 4101 Percheron Bnd ($303/sf under contract). The 2016 build quality and greenbelt lot support this ceiling — but requires precise marketing execution.
- Supported by top closed comps
- Greenbelt + newer build = premium
- Requires strong marketing to achieve
Why Pricing Right Matters
Days to Close
Well-priced homes like 301 Raging River and 4020 Logan Ridge closed in just 4 days on market
Of Ask Price
4020 Logan Ridge Dr closed above list price — the reward for strategic, data-driven pricing
Days Sitting
4511 Zacharys Run sat 120 days after being overpriced, ultimately closing at just 83% of original ask
Value Lost
Overpriced homes in this market lose 5–17% of their original asking price through reductions and negotiation
Marketing Plan: Phase 1
Off-Market Launch — Building Buzz Before Day One
Before the home ever hits the MLS, we create demand through exclusive pre-market exposure. This strategy generates a ready pool of motivated buyers the moment we go live.
eXp Agent Network
Exclusive preview to 90,000+ eXp agents nationwide — reaching buyers already working with active agents before public launch
Social Teasers
Targeted social media campaigns building anticipation — "Coming Soon" content designed to generate inquiries and watchlist sign-ups
Private Showings
Curated private showings for pre-qualified buyers, creating exclusivity and urgency before the public listing goes live
Marketing Plan: Phase 2
Full MLS Launch — Maximum Market Exposure
MLS + Major Portals
Full syndication to Zillow, Realtor.com, and Redfin — reaching every active buyer in the market
Custom Property Website
Dedicated property website with AI chat agent, virtual tour, and instant lead capture — available 24/7
Targeted Digital Ads
Precision-targeted digital advertising reaching buyers by income, search behavior, and geography
Smart QR Signage
AI-powered yard signage with QR codes connecting drive-by visitors directly to the property website and agent
Technology-Powered Results
Every showing request, every lead, every inquiry — handled instantly. Powered by Azulio, our technology platform ensures no opportunity is ever missed.
Instant Lead Response
Every inquiry receives an immediate automated response — studies show response time is the #1 factor in converting leads to showings
AI Follow-Up System
Intelligent follow-up sequences nurture every lead through the funnel, keeping your home top-of-mind for every interested buyer
Automated Showing Scheduling
Buyers can book showings 24/7 without friction — maximizing the number of qualified buyers who walk through the door
Real-Time Analytics
Live dashboard tracking listing views, lead sources, showing requests, and ad performance — full transparency at every step
Weekly Monday Reports
Every Monday you receive a comprehensive report covering traffic, leads, showings, ad performance, and current market data
Let's Get Started
You deserve an agent who combines deep local market expertise with cutting-edge technology to deliver results. That's exactly what Todd Bailey and the eXp Realty platform deliver for every client.
Todd Bailey · eXp Realty
Your dedicated listing agent with proven results in Cedar Park and the Ranch at Brushy Creek community
(512) 289-0653
Call or text anytime — Todd is always available to answer your questions and guide your next steps
todd@toddbailey.com
Reach out by email for a detailed market analysis, pricing consultation, or to schedule your listing appointment
4109 S Brady Ridge Dr